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23/01255/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01255/B Applicant : Mr Gary & Mrs Veronica Lark Proposal : Demolition of existing and erection of a replacement garage Site Address : 39 Douglas Street Peel Isle Of Man IM5 1BB
Planning Officer: Mrs Vanessa Porter Photo Taken : 05.12.2023 Site Visit : 05.12.2023 Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.01.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 19th October 2023; o Location Plan o Site Plan
This decision also relates to the drawing, 'Plan as Existing and Proposed' dated received 16th January 2024 __
Interested Person Status - Additional Persons
None __
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Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of 39 Douglas Street, Peel, which is an existing traditional two storey detached dwelling situated to the North East of Douglas Street. The property has a front elevation which faces directly onto the road.
1.2 To the side elevation of the property, there is currently an extension being built and alterations being done under PA22/00017/B, with there being an existing garage, which is connected to the boundary wall and the main dwelling by a WC.
THE PROPOSAL
2.1 The current planning application seeks approval for the demolition of the existing garage and erection of a new garage and WC, which is to measure slightly longer than the existing garage by 0.3m and to be longer than the existing by encompassing part of the space that the existing WC took up. The proposal also includes the erection of a new WC to the rear of the garage.
2.2 The proposed garage is also to have a cat slide roof which is at its highest point the same as the existing, 3.2m high and at its lowest 0.2m higher than the existing at 2.6m. With this alteration is the installation of larger doors to the front elevation of the garage.
PLANNING HISTORY
3.1 The property is currently going through a renovation, as such there have been several previous applications, upon the site including but not limited to; PA22/00017/B - Alterations and erection of extensions - Permitted PA22/00018/CON - Registered Building consent for demolition elements to PA 22/00017/B - Permitted PA22/00019/B - Removal of two chimney stacks - Permitted PA22/00022/CON - Registered Building consent for demolition elements to PA 22/00019/B - Permitted
3.2 There is also one concurrent application in connection with this application PA23/01256/CON which is for "Registered Building consent for demolition elements to PA 23/01255/B."
PLANNING POLICY
4.1 The site lies within an area zoned as "Mixed Use" under the Peel Local Plan 1989. The site isn't within a Flood Risk Zone but is within a Conservation Area.
4.2 Given the nature of the of the land designation and the property being within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999) is the most relevant in the assessment of this application. Followed by paragraph 7.29.2 and Environment Policy 35 of the Isle of Man Strategic Plan, which set out development in Conservation Areas will only be permitted where they preserve or enhance the character and appearance of the area.
REPRESENTATIONS
5.1 The following representations can be found in full online;
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5.2 Highway Services have considered the proposal and state "No Highways Interest." (27.10.23)
5.3 No comments have been received from Peel Town Commissioners at the time of writing this report.
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 SECTION 18(4) TEST
6.2.1 Due to the proposed works being in a Conservation Area it is necessary to test the application under section 18(4) of the Town and Country Act (1999), see section 4.2 of this report, on whether the works preserve or enhance the Conservation Area.
6.2.2 The proposed garage is situated within a side lane which is accessed via several properties and also within a public vantage point. Whilst this is the case it is unlikely due to the extension which is currently being built that the proposal would have a noticeable change to the Character and Appearance of the Conservation Area.
6.2.3 With the above in mind the works will pass the Section 18(4) test by preserving the Conservation Area.
6.3 CHARACTER AND APPEARANCE
6.3.1 When looking at the character and appearance of the proposed works on the surrounding area, the main impact would be making sure that the works preserve or enhance the Conservation Area. The proposal is to change the existing garage with another garage of a slightly larger and taller size, overall over time it is unlikely that the proposal would have an impact upon the main dwelling, nor the overall streetscene, with the proposal being seen as a residential garage upon a residential property.
CONCLUSION
7.1 The proposed replacement garage is deemed acceptable in terms of their form, mass and design which preserves the overall Conservation Area and as such complies with Section 18(4) of the Town and Country Act (1999) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and
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(g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 18.01.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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